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9108-9110 Clarkcrest St, Houston, TX
Three buildings with office and warehouse space available for purchase.
Property Size16,328 SF
Lot Size0.97 Acres
Price / SF$146.99
Days on Market297
Property Features for 9108-9110 Clarkcrest St
General Information
Standard status
Active
Size
16,328 SF
Lot size
0.97 Acres
Property subtype
INDUSTRIAL
Listing Agency:
Partners - Houston
(713) 629-0500
Listed By:
Michael Keegan
(713) 306-1660
Source:
Moodyscre
Added: Nov 13, 2025
Changed: Aug 27
Last Checked: Sep 5 at 2:13PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Partners - Houston
Investment Insights
Based on property information with market context.
The property includes three buildings. Building 1 offers approximately 6,446 square feet of office space. Building 2 provides approximately 4,031 square feet of warehouse space. Building 3 contains approximately 5,851 square feet, with approximately 1,294 square feet designated as office space and approximately 4,557 square feet for warehouse use. The total property size is 16,328 square feet.
Key Highlights
- Multiple buildings ideal for office and warehouse purposes.
- Over 16,000 SF total across all buildings.
- Substantial warehouse space: Offers ±8,588 SF.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$190,450
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.94%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,809,000
$3.8M
Cap Rate 7%
$2,720,714
$2.7M
Cap Rate 9%
$2,116,111
$2.1M
Market Conditions
NOI Build-Up for 16,328 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$352.7K $21.60/SF
− Vacancy
−$98.8K −$6.05/SF
EGI
$253.9K $15.55/SF
− OpEx
−$63.5K −$3.89/SF
NOI
$190.4K $11.66/SF
Area
Houston, TX
Vacancy
28.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$3,809,000
Cap Rate 7%
$2,720,714
Cap Rate 9%
$2,116,111
Alternative Uses
Best Use
Office B
$2.72M
$2.38M – $3.17M
NOI $190,450 @ 7.0% cap · market cap 7.94%
Second Best
Warehouse
$1.72M
$1.50M – $2.00M
NOI $120,179 @ 7.0% cap · market cap 5.01%
Theoretical Best
Office A
$4.20M
$3.67M – $4.90M
NOI $293,904 @ 7.0% cap · market cap 12.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,483
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Office in Houston, TX
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Three buildings with office and warehouse space available for purchase.
Where is this warehouse located?
The property is located at 9108-9110 Clarkcrest St Houston, TX.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Multiple buildings ideal for office and warehouse purposes.; Over 16,000 SF total across all buildings.; Substantial warehouse space: Offers ±8,588 SF.
